The Manufacturing and Industrial zones are for uses that support businesses using modern processes that protect the health, safety and welfare of County residents, visitors and the public. The external effects of the operations and processes determine if the use is appropriate for the Manufacturing zone or the Industrial zone. The performance standards analysis is used to determine the appropriate zoning designation. At the time of the requested zone change, the initial performance standards analysis, with all measurements and evaluations, must be provided by the business to show that it can meet or exceed the performance standards for the zone. The county shall determine if the initial performance standards analysis requires a review by outside experts. If so, qualified professionals shall be selected and hired by the county, and funded by the business desiring to locate in the county. At the time of the requested zone change, the applicant has the burden to show that its operations and processes meet the performance standards for the zone. Continued compliance shall be proven by the following: (1) the installation, maintenance, operation, and reporting by the business to the county, to demonstrate the operations and processes remain in compliance with the performance standards, and (2) in county’s discretion, it may select and hire qualified professionals to verify compliance, and the expenses associated with verification of compliance shall be paid to the county by the business desiring to continue operating in the county. The business shall cooperate with the county throughout the verification and compliance processes. Uses not specifically permitted, or that do not meet or exceed the performance standards, are prohibited.

Manufacturing uses typically are consumer focused, producing products in indoor facilities for end users rather than intermediaries for uses in other industries. This zone acts as a border or transition between commercial zones and industrial zones. The operations and processes shall meet or exceed the performance standards for the zone.

Industrial uses typically involve industries that use capital and energy intensive machinery to produce complex or large products, and can be indoors or outdoors. Some uses include fabrication, assembly or freight handling. The operations and processes shall meet or exceed the performance standards for the zone.

(Ord. 2022-1215, 8-2-2022)

Any use not specifically permitted, permitted with standards, or conditionally permitted is prohibited. Only the following uses are allowed:

   A.   Uses indicated by the letter “P” below are permitted uses in this zone.

   B.   Uses indicated by the letters “PS” are permitted uses with required standards in this zone. Uses must comply with the standards and evaluation criteria established in this title.

   C.   Uses indicated by the letter “C” are conditional uses in this zone.

 

 

 

Additional performance standards are required for all manufacturing and industrial uses. All automatic screw machines shall be operated with noise silencers. All stamping machines shall be placed on shock absorbing mountings reinforced with suitable concrete footings, and to manufacturer prescribed load limits. All manufacturing and industrial uses shall be accessed off of a public street, developed to the full width of asphalt, and constructed to standards that meet or exceed roadways in commercial areas. Traffic generation shall be limited to 50 vehicle trips per acre per day for any manufacturing or industrial use.

A limited number of operations and processes are prohibited regardless of their ability to meet performance standards: bottling of liquefied petroleum gas, petroleum refining, products of nuclear fission, incinerator facility, explosive products, soap manufacture, acid manufacture, fertilizer manufacture, animal feed processing, lead smelting, slaughterhouses, rendering plants, concentrated animal feeding operations, animal feeding operations, tannery, asphalt manufacture, or cement manufacture. These uses produce hazards or other effects that compromise the health, safety, use or enjoyment of citizens and other properties.

(Ord. 2022-1215, 8-2-2022)

All applications for a zone change to a manufacturing or industrial zone shall provide proof of all required utilities and as further set forth in county ordinance 10-5-3, including the specific additional requirements. No zone change application will be processed or granted without meeting said utility requirements. Some areas of the county are not suitable for some zones due to scarcity of utilities, or lack of compatibility of the land for the requested zone. Required proof of utilities shall be submitted to, and approved by, the county prior to zone change approval, with all letters, applications, studies, plans, contract terms and conditions, acceptable to the county in its sole discretion.

All applications for a manufacturing or industrial use, building permit or certificate of occupancy shall be accompanied by:

   A.   An accurate plan of the lot showing the location of all present and proposed buildings, drives, parking lots, fencing, waste disposal areas and other construction features on the lot;

   B.   All buildings, streets, alleys, highways, within 200 feet of any lot line;

   C.   All streams, waterways, wells, and all topographical features outside of the lot, within 500 feet of any lot line;

   D.   Architectural plans for any proposed buildings or structures;

   E.   A description of the manufacturing or industrial operations proposed in sufficient detail to indicate the effects of those operations and that they meet or exceed the applicable performance standards;

   F.   Engineering and architectural plans for the treatment and disposal of sewage and manufacturing or industrial waste;

   G.   Engineering and architectural plans for the handling of any excess traffic congestion, and showing that all manufacturing or industrial parking needs will be fully onsite;

   H.   Designation of the proposed fuel and energy uses for the manufacturing or industrial site;

   I.   Proof of all utilities;

   J.   The proposed number of shifts to be worked and the maximum number of employees on each shift;

   K.   Any other data or evidence that the county reasonably may require.

(Ord. 2022-1215, 8-2-2022)